Will the Wellington, Florida, Village Council vote this week on whether land should be taken out of the Equestrian Preserve for the first time, as part of a trade-off around expanding the cramped Wellington International showgrounds?
The answer was still unclear following Tuesday night’s “second reading” of an ordinance that would remove 96-plus acres from the protection of the Preserve designation, so housing and various non-equestrian sports amenities could be built by Wellington Lifestyle Partners at their Wellington North project. The community adjacent to a golf course would be constructed on what is now the site of the Adequan Global Dressage Festival and nearby property.
In turn, acreage contiguous to the showgrounds a short distance away at WLP’s Wellington South project would be rezoned from residential to equestrian commercial for expansion of the facility that would accommodate dressage competition, as well as hunters and jumpers. WLP would pay for new facilities that would include a 3,000 seat international ring, a covered arena, a new derby field, 220 permanent stalls and 272 temporary stalls.
Beginning in June, there have been 45 hours of public debate and discussion on the development issues by the Village’s Equestrian Preserve Committee, the Planning Zoning and Adjustment Board and the five-member council, with more meetings scheduled for Wednesday and Thursday evenings.
To remove land from the Preserve, a super-majority of four of the five council members would have to vote in favor. They did that on “first reading” of the ordinance in November, but since then, a group opposed to removing the land started a recall petition against all the council members except Vice Mayor Michael Napoleone, the only one who voted against the move.
The Adequan Global Dressage Festival grounds.
(Photo by Nancy Jaffer)
The recall group also is highlighting contributions council members received from entities related to the development, asking why those who got such money did not recuse themselves from the vote.
Feelings run high about the land deal. Equestrians who feel betrayed at the prospect of losing property from the Preserve, which includes 9,000 acres Village-wide, showed up at the meeting wearing their signature “Vote No” and “Horses Not Houses” red T-shirts. More than 8,000 people have signed a petition against taking land from the Preserve.
Others who spoke during the packed meeting contended removing land from the Preserve is worth it if that affords more space for the show in the “Winter Equestrian Capital of the World” to expand and compete with new venues in Ocala to the north and the Sarasota area to the west.
Global Equestrian Group, the owner of the Wellington International showgrounds, is part of Waterland Private Equity, which has put the showgrounds up for sale. Wellington International holds all the licenses for the hunter/jumper shows at the home of the Winter Equestrian Festival, while Mark Bellisimo holds all but one of the dressage licenses for the Global Dressage Festival.
John Ingram, a businessman and Wellington farm owner who spoke Tuesday night, said “the horse show needs to grow and expand. What I see has been proposed here is a practical solution that would be good for the equestrian community and the overall Village. If we mess around and don’t take advantage of this unique opportunity, I think we stand a very strong chance of waking up in five to 10 years and finding Ocala, Thermal (Calif.) or somewhere else has taken over the top destination spot.”
The best horses and riders from the U.S., Europe and Latin America are “what gives Wellington the aura it has.” He said if they don’t come because the facilities are lacking, property values will fall, leading to a lower quality of life for residents.
In 2017, Ingram led a successful effort to bring major league soccer to Nashville, Tenn., an initiative that has been “wildly successful.”
Along those lines, he pointed out that “opportunities come when they come…I see this current moment as a really important one and if we don’t take advantage, we will dramatically affect the future of the whole Village.”
He warned that if the opportunity is missed, the Wellington South land that could be used for showgrounds expansion will be developed with houses.
The whole development situation has become ever-more complicated, with its parameters, costs and numbers changing many times, making it difficult to follow or understand for many observers, who also are concerned about traffic and environmental issues.
There are a variety of conditions attached to the process of Wellington North and South approval. The most important measure is Condition 7, which keeps dressage at its current location until the expanded showgrounds is finished and dressage can move there, with a deadline of Dec. 31, 2028. Until that happens, no houses would be built at Wellington North.
A late starter was Condition 12, which calls for WLP to give the Village 55 acres of a former golf course (land WLP doesn’t own, but which is under contract) for use as a public park a few miles from Wellington North. The developer also would pay $2 million for improvements, while having the right to remove up to 30 percent of the land area for fill.
Andrew Carduner, a homeowner in the Village’s venerable Palm Beach Polo community, called the park an “obfuscation,” while emphasizing that the “equestrian community is the lifeblood of Wellington.”
Doug McMahon, the CEO of WLP and co-founder of luxury developer Nexus, said plans for development in Wellington have been modified to make them better, a process that “has been hard and been passionate” resulting in a request for 201 residences at Wellington North. (The neighboring Coach House property, which is not in the Preserve, already has been approved for 50 residences.)
Doug McMahon of WLP.
If Wellington North is not approved, six homes can still be built on the Equestrian Preserve and White Birch properties, along with a number of businesses, such as a riding school or offices. There is no requirement for the landowner to present dressage shows.
The developer has cut back on the number of housing units it seeks at both North and South, while McMahon said the project has improved as a result of the input received from residents by WLP.
He reminded those in attendance that “none of these lands are public lands” unlike national parks such as Yellowstone.
But Maureen Brennan, a leader of the recall movement, said of the Preserve “this is our Yellowstone.”
Although she suggested that the homes on Wellington North might become timeshares, renting to people who are not part of the community, similar to a Nexus project in the Bahamas, McMahon said in Wellington “we’re not doing residence clubs.”
Maureen Brennan at the podium.
He maintained the “vast majority” of the homes would be primary residences. A club model, he said, is based on real estate sales initially, a joining fee and annual dues that would allow the club community to be maintained. He noted WLP would have nothing to do with running the horse show.
The development saga has been running since the summer of 2022, when Bellissimo proposed “The Estates at Equestrian Village” project on the dressage showgrounds as part of his “Wellington 3.0 project.” Bellissimo, who took over the Winter Equestrian Festival in 2007, built the dressage showgrounds in 2012, but has lost the trust of some in Wellington with projects presented by his ownership group of Wellington Equestrian Partners over the years.
The Estates project was withdrawn and replaced last year with Wellington North and South, and WLP became the entity presenting it. Bellissimo stepped back as a principal of WLP in favor of McMahon as point man and has not been heard from at the meetings on Wellington North and South. His daughter, Paige, is WLP’s executive vice president.
The speakers Tuesday included Cynthia Gardner, who opened the first stable in Wellington in 1977 and was the first chairman of the equestrian committee. She recounted some history, saying the committee was asked to create an Equestrian Overlay District (the Preserve) “so we would never have to worry about the protection and preservation” of the Village’s equestrian properties. “The highest and best use of property in the Equestrian Preserve is not for housing development.”
She warned that encroachment could wind up with formerly equestrian properties being developed along the lines of what happened to Royal Palm Polo in Boca Raton, south of Wellington, where 10 polo fields became housing.
Land use attorney Harvey Oyer, representing the prominent Jacobs family, said that while his clients originally had a “cautiously neutral view” of the development proposal when he spoke during a meeting last year, “the family remembers well the history of past failed promises by other developers over the years.”
The Jacobs, whose Deeridge Farms is on Pierson Road, are among a group of landowners within 500 feet of Wellington North who should have the right to enforce the covenant of what can be done by the developers, Oyer said, and “not just hope that some future Village Council will do so, because we are the ones adversely affected.”
Part of the arrangement sought by the Jacobs would involve the Village manager making an annual inspection of the progress of work on the expanded showgrounds and reporting it on the Village website “so we all know what is going on there.”